agenda packet

Planning & Zoning Commission Meeting · 2026-07-16 · agenda_packet

The Pruitt Commerce Center Rezoning and Preliminary PNRD Plan was deferred due to inadequate public notice. It will be rescheduled for a future meeting. The Club at Indrio Creek rezoning and preliminary development plan was approved with conditions, including limiting building heights to three stories and increasing parallel parking space widths to eight feet. Indrio Town Center rezoning from AG-1 to PRW and preliminary site plan approval was recommended for approval with staff conditions. Indrio Town Center sought rezoning from AG-1 (Agricultural -1) to PRW (Planned Retail/Workplace) and approval of a preliminary site plan for an 85.29-acre site. The proposal included up to 447,250 square feet of retail/commercial space, 16 townhomes or equivalent mixed-use residential density, community amenities, a neighborhood park, and stormwater improvements. The Urban Services Boundary was proposed to be extended by 1,500 feet. Staff recommended approval subject to conditions. The applicant agreed to all 21 staff conditions. Residents expressed concerns about increased traffic, roadway capacity, parking, and emergency vehicle access, while one resident supported the project for its economic benefits and environmental protections. The Commission recommended approval with conditions, including limiting building heights to three stories and increasing parallel parking space widths from six feet to eight feet. [Approx. 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road; case PD-2510-000058] The Club at Indrio Creek is a proposed amendment of the Zoning Atlas from AG-1 (Agricultural-1) to PTV (Planned Towns and Villages) and approval of a Preliminary Regulating Plan for a +/-126.32-acre property. The project proposes 375 dwellings (246 townhomes and 129 detached single-family homes), two civic building lots, two clubhouses, a new east-west roadway, +/- 38 acres of open space, construction of a segment of Emerson Avenue, and extension of water and sanitary sewer lines. The property is located approximately 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road. Staff recommended continuing the public hearing to allow the applicant to submit a revised Preliminary Development Plan addressing identified deficiencies, particularly concerning street connectivity, block dimensions, street design, mix of uses, open space, density calculations, and workforce housing. Key issues include the lack of a vehicular connection to Seminole Road, proposed block dimensions exceeding standards, and the need for a restoration and management plan for native habitat areas. The applicant is Fort Pierce Holdings, LP, with Brindhavanam, LLC as the property owner. [Approximately 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road; case PD-2510-000058] The Board of County Commissioners granted a change in zoning from AG-1 (Agricultural-1) to PTV (Planned Town or Village) for The Club at Indrio Creek PTV, a residential subdivision. The project includes 129 single-family homes and 246 multi-family homes on approximately 127.03 acres. The approval is subject to several conditions, including compliance with flow way standards, dedication of common open space, finalized landscape and tree mitigation plans, acknowledgment of workforce housing requirements, provision of vehicular access to Seminole Road, and submission of a Habitat Restoration and Maintenance Plan. The Planning and Zoning Commission had previously recommended approval after a public hearing. [Seminole Rd and Emerson Ave intersection area; case 25-113] The project, "The Club at Indrio Creek," involves a rezoning application from AG-1 (Agricultural - 1) to PTV (Planned Town or Village) for approximately 127.03 acres located in St. Lucie County. The proposed development includes 408 units, comprising 212 single-family homes and 196 townhomes. The density is achieved through multipliers for restored habitat, workforce housing, and countryside. The project is located near the intersection of Seminole Road and Emerson Avenue. The application requests approval of the rezoning and the proposed regulating plan. The document details various site characteristics, including land use designations, zoning, surrounding land uses, density calculations, and specific area breakdowns for different land components like restored habitat, flow ways, lakes, and roads. It also includes information on utilities, stormwater drainage, solid waste, hazardous waste, landscaping, and accessibility requirements. The project is associated with case number 25-113. [Unassigned Emerson Avenue, Unassigned Seminole Road; case Application Number 260106- 60453 (for wetland verification)] The Club at Indrio Creek project proposes a Planned Town or Village (PTV) development of approximately 408 residential units (single-family and multi-family). The project encompasses ±127.029 acres across six parcels located south of Indrio Road/SR-614, east of Emerson Avenue, and west of Seminole Road in unincorporated St. Lucie County, Florida. The development includes a clubhouse/amenity center, civic park spaces, a flow way, and greenways. Environmental assessments indicate the presence of two isolated wetlands (Wetland 1: ±1.88 acres, Category III; Wetland 2: ±0.17 acres, Category III, non-county jurisdictional). Mitigation is required for Wetland 1, with an estimated purchase of 0.75 credits from Bluefield Ranch Mitigation Bank. Wetland 2, being under 0.5 acres, requires no state or county mitigation. The project also involves impacts to non-native uplands (abandoned tree nursery). Tree mitigation will be addressed through preservation, landscape tree upsizing, payment into the county tree fund, replanting, or a combination thereof. The site is within the USFWS Consultation Area for the crested caracara and the Core Foraging Area for the wood stork, with proposed conditions to address potential impacts. No listed flora or fauna dens, nests, burrows, or roosting areas were observed on the property. The project requires a St. Lucie County Wetland Waiver and a State Environmental Resource Permit (ERP). [S of Indrio Rd., E of Emerson Ave. & W of Seminole Rd.; case Application Number 260106-60453 (SFWMD formal wetland determination)] The Club at Indrio Creek property, approximately 127.029 acres, located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in unincorporated St. Lucie County, Florida, is an inactive tree farm currently used for cattle grazing. Environmental assessments were conducted in January 2025, August 2025, and February 2026. The property contains two jurisdictional wetlands (Wetland 1: ±1.88 acres, Wetland 2: ±0.17 acres) and farm ditches (±5.832 acres). No native upland habitat is present. No listed flora or fauna species were observed on the property, although it lies within the consultation area for the Audubon's crested caracara. Potential impacts to Wetland 1 may require mitigation, while Wetland 2, being under 0.5 acres, may not require state-level mitigation. Development will require an Environmental Impact Report, a State Environmental Resource Permit, and a County Wetland Waiver. Mitigation for protected tree impacts will also be necessary. The property has two active consumptive use permits for agricultural irrigation. Public comment is not stated in this document. [4575 Seminole Rd, Ft Pierce, Florida; case PD-2510-000058] The Club at Indrio Creek project proposes rezoning six parcels totaling approximately 127.09 acres from Agricultural (AG-1) to Planned Town or Village (PTV) to allow for 372 single and multi-family residential units, a clubhouse/amenity center, civic park spaces, a flow way, greenways, landscaping, and associated infrastructure. The site is located at 4575 Seminole Rd in Ft Pierce, St. Lucie County, Florida. Two state jurisdictional wetlands, both classified as Category III, have been delineated: Wetland 1 (±1.88 acres) is an exotic vegetation wetland with an estimated UMAM score of 0.4, and Wetland 2 (±0.17 acres) is a freshwater marsh with both native and exotic species. A Category III Wetland Waiver was administratively approved on May 21, 2026, authorizing 100% impacts to both wetlands and their buffers. Subsequent revisions aim to preserve Wetland 1 by shifting the flow way system. The project is bound by Seminole Rd, Emerson Ave, agricultural land, and single-family residential properties. [south of Indrio Road, east of Emerson Avenue, and west of Seminole Road; case 311001] The Club at Indrio Creek project proposes the construction of 212 single-family detached dwelling units and 196 multi-family (low-rise) dwelling units. The project is located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in St. Lucie County, Florida. The buildout year is projected to be 2031. The development is expected to generate 3,200 daily trips, with 230 trips during the AM peak hour (60 in, 170 out) and 293 trips during the PM peak hour (182 in, 111 out). Access will be provided via Emerson Avenue, with an emergency access to Seminole Road. The applicant will construct approximately 1,000 feet of Emerson Avenue and 3,100 feet of a new East-West Road. The project satisfies the County's Transportation Concurrency requirements. However, Indrio Road from Seminole Road to Kings Highway is projected to fail due to background traffic growth, and the street maintaining agency is responsible for improvements. Specific intersection improvements are recommended at Kings Highway & Indrio Road and Koblegard Road & Indrio Road, which are not the responsibility of this applicant. [Kings Hwy & Indrio Rd] Traffic analysis for the intersection of Kings Hwy & Indrio Rd, with projected traffic volumes for 2025 (Existing PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Seminole Rd & Indrio Rd] Traffic analysis for the intersection of Seminole Rd & Indrio Rd, with projected traffic volumes for 2025 (Existing AM/PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Emerson Ave & Indrio Rd] Traffic analysis for the intersection of Emerson Ave & Indrio Rd, with projected traffic volumes for 2025 (Existing AM/PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Johnston Rd & Indrio Rd] Traffic analysis for the intersection of Johnston Road and Indrio Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [Indrio Rd & Koblegard Rd] Traffic analysis for the intersection of Indrio Road and Koblegard Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [Emerson Avenue & Driveway 1] Traffic analysis for the intersection of Emerson Avenue and Driveway 1, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [South of Indrio Road, east of Emerson Avenue, and west of Seminole Road] The Club at Indrio Creek is a proposed development including 212 single-family detached dwelling units and 196 multi-family housing units. The project is located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in St. Lucie County, Florida. The buildout year is projected to be 2031. The traffic study methodology was approved by St. Lucie County Public Works. This document contains traffic count data and analysis for various roadway segments and intersections, primarily related to development projects. It includes Annual Average Daily Traffic (AADT) volumes, Level of Service (LOS), and Volume to Capacity (V/C) ratios for different road segments. Several sections detail trip generation and traffic assignment for specific proposed developments, including residential projects, a Buc-ee's travel center, and an RV resort. The data is used to assess the impact of these developments on the surrounding transportation network and to identify necessary infrastructure improvements. This document contains responses to comments regarding traffic studies and details zoning regulations for AG-1 Agricultural and PTV (Planned Town or Village) districts. Specific comments addressed include trip distribution on Emerson Road and Seminole Road, verification of committed improvements, accuracy of lane counts and roadway capacity for Indrio Road, intersection analysis format, and justification for a left-turn lane at Driveway 1. It also outlines the permitted uses, lot sizes, dimensional regulations, and transect zone standards (Core, Center, General, Edge, Fringe, Rural) for PTV developments, including requirements for civic spaces, civic buildings, open space, and countryside. Specific road improvements are mentioned in relation to Indrio Road & Koblegard Road, and Indrio Road & Kings Highway, with potential responsibility attributed to Buc-ee's, Bednar Farms, Indrio Groves, or Bednar Farms Commercial. No specific project approval or denial is stated in this excerpt. This document outlines regulations for the TVC Overlay Zone in St. Lucie County, focusing on the development of Towns, Villages, and Countryside areas. It details requirements for land use, transect zones, urban service boundaries, and transferable development rights (TDR). Specific provisions cover open space, agricultural uses (passive vs. active), community recreation, civic uses, golf courses, estate lots, and the restoration/preservation of native habitats. It also addresses reclaimed water management, countryside management plans, and the regional Flow Way System, emphasizing stormwater management, habitat provision, and recreational opportunities. Workforce housing requirements, targeted industry development, landscaping, and signage regulations are also detailed. The document specifies approval processes for Planned Town or Village (PTV) zoning, including submittal requirements for preliminary and final site plans, and outlines phasing strategies. It also includes detailed standards for residential driveways and garages to promote walkability. [West side of S. Kings Highway, north and south of Picos Road; case RESOLUTION I] St. Lucie County Planning and Zoning Commission agenda item proposing rezoning from AR-1 (Agricultural Residential -1) to PNRD (Planned Non-Residential Development) on approximately 159 acres. The preliminary development plan includes up to 1,504,680 sq. ft. of light industrial and accessory commercial space, and approximately 1,652 parking spaces. [Approx. 900 feet south of Indrio Road, between Emerson Road and Seminole Road; case RESOLUTION II] St. Lucie County Planning and Zoning Commission agenda item proposing rezoning from AG-1 (Agricultural-1) to PTV (Planned Towns and Villages) on approximately 126.32 acres. The preliminary development plan includes up to 375 dwellings (townhouses and single-family), approximately 38 acres of open space, a connecting road, club houses, and related development. [2300 Virginia Ave., Fort Pierce, FL] This document is a notice regarding the St. Lucie County Planning and Zoning Commission. It outlines the commission's power to review and make recommendations to the Board of County Commissioners. It also details procedures for appeals, public hearings, and accommodations for individuals with disabilities. The notice includes contact information for the Planning & Development Services Department and administrative details for publishing meeting notices. No specific development projects, applications, or decisions are detailed in this excerpt.